Well this third one I feel like it might not be the best deal but I got so cought up in the moment that I was getting another contract that I signed the damn paper and even put up some earnest money... 

Totally forgot about the title/attorney part.  I

Your third will be better than your second.  

Typically this is when seller offers to pay closing costs on REO properties (HUBZU being the primary source of this annoying process, the extra party can cause excessive lead time when minor issues arise such as closing date shift or last minute credit grant).

It has to be a strictly arm's length investment, and most self-directed IRA custodians will require that you hire an unrelated 3rd party property manager to ensure it stays this way.  

You stumbled upon the greatest of greats and the best part is... you will never feel alone again.

A property my family owns was across the street from where I live and a tenant on the third floor was on oxygen and smoked.

Welcome @Rita Temple, I'm a new member (only my third day on BP) and introducing myself has proven to be a very good decision.

I'm concerned that without a new signed document from both parties when move out time comes I may have no recourse if there is damage that happens from this point forward.  

Letters are fine I might do them every third mailing and postcards on the other 2.